HomeMy Public PortalAbout2014_M024 Tuscarora Crossing Development Project County Referral COUNCIL MEETING July 8, 2014
MOTION 2014-024
Directing staff to send referral to County staff regarding Tuscarora Creek Development
project
1 I Page
Town of
i Department of Planning&Zoning
Virginia
25 West Market Street 20176.703-771-2765•Fax:703-771-2724•www.leesburgva.gov
July 10,2014
Evan Harlow,Project Manager
Loudoun County Department of Planning
1 Harrison Street, SE
P.O. Box 7000
Leesburg,VA 20177
RE: Referral Request for ZMAP 2012-0011,Tuscarora Crossing,5th Submission
(reviewed by Town staff)
Dear Mr. Harlow:
I have received your referral request dated June 5,2014. Thank you for the opportunity
to provide what will be the Town's fifth submission referral comments on the captioned
application. This submission has been reviewed by Town staff from the departments of
Utilities,Plan Review, and Planning and Zoning. The Departments of Public Works,
Economic Development, and the Airport Manager have been notified of the receipt of the
referral but have no direct comments.
Referral comments are based on:
• Statement of Justification dated March 5,2014
• Applicant response letter dated June 5, 2014
• Draft Proffer Statement dated March 5,2014 and revised June 5, 2014
• Concept Development Plan dated July 9,2012 and revised June 4,2014
Background:
The applicant,Hunter Lee Center LLC,has revised the application to rezone 250 acres
from PD-GI(Planned Development General Industrial) to PD-H3, (changed from PD-H4
-Planned Development Housing which was proposed with the first submission)to be
administered as R-8.
The property is located between the existing Kincaid Forest subdivision and the Villages
at Leesburg. The Town's wastewater treatment plant exists to the north; Tuscarora Creek
bounds the site on the east; and the Luck Stone Quarry exists to the south. The property
is identified as PIN 191-20-4939 and PIN 150-46-5420 and is within the Leesburg Joint
Land Management Area(JLMA). Although the property has been zoned PD-GI(Planned
Development- General Industrial)for many years,no development has been initiated
under this approved plan.
Hometown of the 21st Century
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 2
The future alignment of the Crosstrail Boulevard extension bisects this property and will
serve as the primary access. The property is also bisected by the W&OD Trail,and the
County's Quarry Overlay District covers most of the area. This overlay requires that an
owner of property within 3,000 feet of the quarry shall disclose in writing to all
prospective purchasers that they are located within an area that may be impacted by
quarry operations and blasting.
Previous Changes to Proposal:
The application is currently with the County Planning Commission who will be meeting
again on July 15 to review this submission. Town staff understands that County staff and
the Planning Commission considered the four previous referral comment letters from the
Town that were provided on this application, along with other referral input from county
agencies. In response,the applicant made the following changes to the proposal prior to
this submittal:
• Trailview Boulevard is shown on the CDP and divides what is now Land Bay 1
and Land Bay 7
• 90 feet of ROW is reserved for Trailview Boulevard with 90 feet of dedication on
the western portion of the road
• Sidewalks are now on both sides of Trailview
• A modification request to reduce the required setback of 25 feet along Trailview
Boulevard
• The property is now planned for:
o 39%non-residential
o 32 %residential
o 29%open space
• Crosstrail Boulevard predominantly lined with non-residential uses with:
o Land Bay 6 is a retail component(moved from Land Bay 5)
o Land Bay 7, 30 acres, is proposed for PD-IP
o Land Bay 5, 14.63 acres,is proposed for PD-GI
o Land Bay 3 remains PD-IP
o Land Bay 4 remains civic/school use
• The Land Bays on the east side of Crosstrail proposed for PD-IP and PD-GI
• The acreage of the PD-IP Land Bay 7—reduced from 40 acres to 30 acres.
• The 10 acres reduced from Land Bay 7 designated as open space along Tuscarora
Creek.
• Land Bays 1 and 2 remain residential. The number of residential units is 576.
• Unit mix proposed at 159 SFD and 417 SFA. The 3rd submission was 312 SFD,
265 SFA
• Design commitments proffered for façade treatments on the retail use that is
proposed on Land Bay 5
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 3
Changes to Application with 5t1`submission:
The following are the significant changes to the application with this(5th) submission.
• Applicant has committed to building four lanes of Crosstrail Boulevard,including
four lane sections of the bridges across Tuscarora Creek and the W&OD Trail,to
connect to the terminus of Crosstrail Blvd south of Route 7. (Previous proffer was
for two lanes)
• AppIcant is proffering to construct a minimum of 100,000 square feet of non-
residential commercial development. Proffers state that prior to issuance of the
389th residential zoning permit,the Applicant will have received zoning permits
for at least 50,000 square feet of non-residential.(Crosstrail will be open prior to
289th residential zoning permit).In addition,the Applicant must receive zoning
permits for another 50,000 square feet of non-residential commercial development
prior to receiving its 489th residential zoning permit.
• Applicant is introducing the option to convert up to a quarter of the residential
units to multifamily units. Specifically in Land Bay 1 east of Trailview
Boulevard. This allows the conversion of 144 units to multifamily,without an
increase in the overall number of units.
Town staff offers the following consolidated comments. Recommendations regarding the
third,fourth and fifth submissions are provided in bold italics.It should be noted that
the Town does not believe that this fifth submission provides significant enough
change to the application to alter our conclusions from those in previous referral
documents.
Key Concerns with Application: The Town Council reviewed the draft consolidated
comment letter on July 7, 2014 and voted to endorse it on July 8,2014 to be sent to
County staff. The key concerns expressed by Council about this application are noted
below:
1)Land Use—Residential uses are not contemplated in the Town Plan for this property.
2)Mixed Use Phasing—The Town's recommendation per the Town Plan is to see the
property develop with non-residential uses as stated above.This proposal is
predominantly residential in terms of land area and in terms of the phasing of residential
to non-residential development. The proposed phasing accelerates the development of
residential use over the non-residential development by allowing approximately two—
thirds of the residential development to occur prior to the first,zoning permit for non-
residential use. This phasing plan does not ensure that the property will be developed
with any non-residential land use, let alone predominantly with non-residential uses. The
commitment to obtain zoning permits for 50,000 square feet of non-residential uses prior
to issuance of the 389th residential zoning permit is very late in the overall development
of the property. Further, it seems unlikely that the additional 50,000 square feet of non-
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 4
residential use,which is due prior to the issuance of the 489th residential zoning permit,
will ever be constructed so late in the development of the property.
3)Utilities—Per adopted policy by the Town and the County,the Town is the sole
provider of water and sewer utilities to all properties in the Joint Land Management Area
(JLMA). This application does not specifically state that the Town will provide utilities
nor does it discuss conceptually how utilities will be provided. This must be addressed
prior to action on the application.
4) Crosstrail Boulevard—The phasing of the construction of Crosstrail Boulevard should
assure that access is provided to the development in a logical manner from the start and
that adequate connections are made to existing road networks from the start.The
proposed phasing in the proffers only requires that two lanes of Crosstrail be constructed
at a point at which 50% of the units are permitted. These lanes should be constructed at
the beginning of development to assure that adequate access is provided to the property
and to promote adequate connectivity to existing networks. Additionally,there is no
assurance through the draft proffers that 4 lanes of Crosstrail will ever be built since the
proposed phasing does not require construction of the other two lanes until 95%of the
residential zoning permits are issued.
Staff Comments
Town Plan-Land Use As noted in the referral comments for the first submission,the
Town Plan designates this property for Community Office(Land Bays 1 and 2)and
Community Office/Light Industrial (Land Bays 3, 4, and 5). The intent of these land uses
is to"provide for the diverse employment needs of the Town"and to"provide some of
the retail and personal service needs of the employees and customers of the primary use
for daily needs"(Town Plan). In addition,the purpose of the office/light industrial
designation is to acknowledge that some light industrial uses are compatible with office
uses. Some of these office/light industrial uses may also be compatible with residential
use.
The Town Plan(page 6-31) describes the light industrial uses as those that could include
any one or combination of activities related to "manufacturing processing,assembling,
fabrications,treatment,packaging, storage, sales,research and development,and
distribution of materials". Light industrial uses typically involve manufacture and/or
assembly of previously prepared materials as opposed to use of raw materials and
production and distribution of materials in bulk. The Town Plan also describes light
industrial use as those that do not produce negative impacts to the environment such as
excessive fumes,odors,noise,or other environmental nuisances. Some office and light
industrial uses that meet this definition may be located,with appropriate buffering,
adjacent to residential use. Those office and light industrial uses which have higher
impacts will need more buffering and require physical separation from residential uses.
Therefore,the type of office and light industrial use proposed, site planning, and
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 5
buffering treatments will together,determine whether a light industrial/office land use
proposal is appropriate to be located adjacent to residential uses.
Staff notes that Chapter 6 of the Town Plan specifies 8 key land use objectives which
guide the land use policy direction. The one that applies most critically in this
application states that the town should"maintain land supply for employment". A
number of Plan objectives point to the need to preserve employment uses so that:
• the Town continues to make progress on a good jobs to housing balance with
creation of jobs that match the occupational needs of the Town's residents
(Objective 2a and 2b, Chapter 8);
• The Town moves toward its goal of having a balanced tax base with a majority of
tax revenue coming from business as opposed to residential uses.
The Town has a limited amount of property in the corporate limits and the JLMA which
is designated for business use. The rezoning of 250 acres to residential use will diminish
the Town's ability to achieve these economic and community development goals.
Further,the existing locations of the sewage treatment plant,the rock quarry,and the
overhead utility lines were all factors in designating the subject property for office and
light industrial uses.
To address the County's land use designation of Business and the Town's land use
designation of Community Office/Light Industrial, the applicant has proposed to add
23,000 square feet of commercial uses in Land Bay 5. If the proposed area were to be
approved for residential uses, as opposed to employment uses,the proposal to add 23,000
square feet of neighborhood commercial use might be a step in the right direction to
provide for neighborhood services that are needed for daily shopping needs of residents.
However,Town staff maintains that the Town Plan designation for employment uses
continues to be appropriate for this location. The town's Economic Development staff
frequently receives inquiries for land availability for light industrial uses.There is interest
for zoning that permits businesses that employ some aspect of parts assembly,product
distribution,or fabrication. In many instances,these businesses have low traffic,
environmental, or compatibility impacts. However,they do not fit within a typical retail
zoning district. Unfortunately there is not a sufficient amount of property within the
Town for such uses.The subject property is suitable for such light industrial uses.
Further,with proper site planning and buffering,such uses could be developed without
negatively impacting the Kincaid Forest residential area to the west.
With the 3rd and 41h submissions, the applicant proposed to move the proposed
elementary school site from Land Bay 3, on the east side of Crosstrail, to Land bay 4,
on the west side of Crosstrail. Land Bay 3, continues to be proposed for industrial
development. To facilitate those earlier changes, the total unit count has decreased
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 6
from 720 to 577 units. With the 3ri1 submission the two land bays that are east of
Crosstrail were planned for non-residential uses and staff supports these changes
because these land uses are now more compatible with the existing and planned
industrial use southeast of this proposal. Staff has urged the applicant to designate
more of Land bay 1 adjacent to the Tuscarora Creek for non-residential uses such as a
low intensity light industrial use and/or office use. The applicant has responded in the
4t11 submission by revising the CDP to convert a portion of the area east of Trailview
and fronting on Crosstrail in Land Bay 7 to light industrial use.As noted above, the
Town Plan designates the property for employment uses. Staff supports the change to
the plan but continues to recommend that all of the property be planned for non-
residential uses to comply with the Town Plan.
For the 5th submission, the application has not changed in regard to this comment.
Town Plan—Transportation
1. Crosstrail Boulevard-The Town Plan and the Countywide Transportation Plan both
show Crosstrail Boulevard bisecting the subject property in the general alignment as
depicted on the applicant's Concept Development Plan. The road is designated as a
major arterial in 120 feet of right-of-way with an ultimate condition of 6 lanes.
The applicant has proffered to dedicate 120 feet of right-of-way, construct 2 lanes of
Crosstrail, and build the bridge crossing over Tuscarora Creek and the W&OD Trail. The
Applicant's rationale for constructing 2 of 4 lanes is that the proposed uses will generate
fewer trips than the current industrial zoning and therefore this proposal should only be
responsible for two lanes. Crosstrail Boulevard is the only access to this site planned by
the applicant and staff recommends that the applicant proffer to improve Crosstrail to a 4-
lane section from the existing terminus at Russell Brand Parkway to the western property
boundary. This improvement is anticipated in the Town Plan and the Countywide
Transportation Plan as an interim condition.
With the 4t1i submission,staff continued to recommend that the applicant commit to
construction of four lanes of Crosstrail Boulevard.
With the Sri,submission,the applicant has committed to building four lanes of
Crosstrail Boulevard, including four lane sections of the bridges across Tuscarora
Creek and the W&OD Trail, to connect to the terminus of Crosstrail Boulevard south
of Route 7.However, the phased construction of Crosstrail Boulevard is unacceptably
late in the development phasing of the property. The construction of the two
northbound lanes is extremely late in the development of the property and there is no
assurance that it will be accomplished in a reasonable timeframe with the overall
development of the site.
ZMAP 2012-0011,Tuscarora Crossing
5'11 Submission comments
July 10,2014
Page 7
The applicant's proposal still does not specify enough detail regarding how the phasing
of road construction to the site will be provided as development of the residential
property proceeds. The commitment to provide 2 lanes prior to issuance of the 289th
occupancy permit does not explain how access will be phased up to the 289th unit.More
information is requested to explain the phasing of the road and lane improvements that
are needed at the intersections of Crosstrail Boulevard and Russell Branch Parkway to
maintain Level of Service"C". Proffers state that if the non-residential component of
this proposal is built before the 289th residential occupancy permit the applicant will
"ensure construction"of the section of Crosstrail that provides ultimate access to the
commercial entrance. The proffers do not state when this connection will occur. These
issues regarding phasing remain outstanding.
2. Trailview and Keystone-The Countywide Transportation Plan shows an extension of
Trailview Boulevard in the County connecting from the east to Crosstrail Boulevard as
planned through the subject property. The Roadway Network Policy Map in the Town
Plan further extends Trailview Boulevard from this point through the subject property
connecting to planned Keystone Drive,which is also planned to connect to Russell
Branch Parkway. This road network was planned in conjunction with the land use in the
JLMA area which depicts office and industrial uses.
Trailview is designated as a major arterial and planned as a four-lane facility with
acceleration and deceleration lanes. Keystone Drive is designated as a through collector
and planned as a four-lane undivided facility with acceleration and deceleration lanes.
The applicant has shown Trailview Boulevard on the revised concept plan and staff is
supportive of this change(see Engineering comments below). The proffers state that 90
feet of right-of-way will be reserved for the road. If the Town changes the Town Plan to
delete the Keystone connection to the property,the reservation will be void. The proffers
also state that 70 feet of right-of-way will be dedicated for Trailview and 4 lanes will be
constructed to the FAA property and 2 lanes beyond that point.
Staff recommends that 90 feet of right-of-way be dedicated and four lanes be
constructed for Trailview through the property.
Utilities
The Town Plan states that utilities will be provided by the Town to properties in the
JLMA and that if utilities are extended into the JLMA the Town anticipates that the
property will be annexed into the Town(see Town Plan, Chapter 6,and Objective 10).
The Town's Sewer and Water Master Plan explains capacity considerations and outlines
how utility systems should be provided in the JLMA. One third of the subject property
is located west of the W&OD trail and this is in the Sycolin Pressure Zone(SPZ)for
water service and the Lower Sycolin Sewer Shed(LSS) for sewer service.
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 8
The remaining two thirds of the property east of the W&OD trail are in the Main Pressure
Zone (MPZ)for water service. The sewer service is divided into three separate sewer
sheds. A portion drains northwest toward Tavistock sewer outfall,the southeastern
portion drains toward the LSS and the northeast portion drains toward the Lower
Tuscarora creek sewer which currently does not exist, and may never be constructed.
Fourth submission comments included the following:
1. Utility Provision—Note 11 on the Plan set states: "The site will be supplied with
public water and sanitary sewer by extension of existing systems."It does not
state specifically that utilities will be provided by the Town. Notes 13 and 18 also
state that construction will be subject to Loudoun Water standards.
Note 11 should be revised to state: "The site will be supplied with public water and
sanitary sewer by extension of existing systems as approved by the Town ofLeesburuz
Town Council."
2. Square Footage Inconsistency—The total square footage proposal for office and
light industrial on the tabulations on Sheet 1 and Proffer II.D. 2 for Land Bay 7 do
not correspond with the square footage counts on sheet 7 of the plan set.
3. Initial Comment: Plan for Utility Service- The 2nd submission plan is
substantially different from the first submission given the inclusion of an
elementary school site on Land Bay 4 and a commercial site on Land Bay 5,both
of which are located on the east side of Crosstrail Boulevard. Open space was
shown with the first submission for Land Bay 4 and residential use for Land Bay
5. This land use change will affect the utility planning for the site. The applicant
must demonstrate how water and sewer will be provided to these Land Bays.
The proffers state that the applicant will pay for the cost of providing water and
sewer to the site.However, there is still no detail provided for how the site will
be served. The applicant should depict how each of the land bays will be served
with water service. Water loops should be accomplished for service reliability
and safety.Provision of one connection point to the water system will not satisfy
this requirement. Utility system design at this stage of development needs to
provide reasonable assurance to the Town that the applicant has a workable
plan for utility service. This continues to be an issue with the 4° submission.
The proposed water pipe sizes and depicted alignments shown on Sheet 7
should be removed because the alignments and sizes have not been
substantiated by design.
With the fifth submission, these comments remain unchanged.
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 9
4. Initial Comment: Pro-rata-The Applicant is expected to commit payment of
their entire share of pro-rata for their sewer outfall to Village of Leesburg pump
station at the time of issuance for the first occupancy permit of any building on
the development plan. The Town is cost-sharing with developer and must be
reimbursed when the first connection is permitted.
Proffer VIII. F.states that: "If the Owner utilizes the pump station located at
the Village at Leesburg to the north of the Property, the Owner shall pay the
constructing party ...the Owner's prorata share of the utilization of such pump
station."Staff notes that Outfall A as depicted on the drawings is the current
option for sewer service in this area.Staff notes that another land development
application has recently been submitted in this sewer service area(ZMAP 2013-
0002, Goose Creek Golf Club). The applicants for Tuscarora Crossing, Goose
Creek and the owner of the Villages at Leesburg,.Land bay C are encouraged to
collaborate on a design capacity for a single pump station that can serve all of
these properties.
This proffer should be revised as follows:
"The Owner will utilize the pump station located at the Village at Leesburg to
the north of the Property, the Owner shall pay the Town of Leesburg or a third
party which is responsible for overseeing the reimbursement for the
construction of said pump station, their entire share per Proffer XII.A below,
prior to the issuance of the first residential or non-residential occupancy permit
in Land Bay 7 for the Owner's pro-rata share of the utilization of such pump
station. Owner shall provide proof of this payment to the County and the Town.
Annexation
As noted above, Town Plan policy anticipates that the Town will provide utilities to
development in the JLMA and that these properties would be annexed. Given that the
proposed land use is not consistent with the Town Plan, and given outstanding issues
identified in this referral,the Town Council chose not to provide a recommendation
regarding utilities and annexation with the fourth submission of this application.
Comment unchanged with fifth submission.
Engineering and Infrastructure This property is located in the JLMA and could be
considered by Town Council for annexation. As such,while staff fully acknowledges
that the application must be reviewed for compliance with county zoning and facilities
standards requirements,town staff must review the application with consideration that
road and stormwater infrastructure could ultimately be the responsibility of the Town.
The following staff comments were made with the first submission and second
submission comments are provided in italics.
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 10
1. Update the CDP to depict items noted in section K.2. of the Minimum Submission
Requirements for Zoning Map Amendment Application checklist to include a
"traffic circulation map that illustrates both external and internal traffic ways,
including existing and proposed rights-of-way,travel lanes,major pedestrian and
bike paths and trails, school bus stops/shelters,park and ride lots, and other transit
or multimodal related facilities, and other transportation improvements." The
Concept Development Plan is still deficient in showing all "external and internal
traffic ways, including existing and proposed rights-of-way, travel lanes, major
pedestrian and bike paths and trails, school bus stops/shelters,park and ride lots,
and other transit or multimodal related facilities, and other transportation
improvements."
The applicant has responded that this detail is not required.Staff continues to
recommend that such detail be provided with this application to avoid
unnecessary problems at the Construction Drawing/Site Plan phase. Comment
is repeated with the 4th submission.
Comment repeated with Sur submission.
2. Depict the planned extension of Trailview Blvd. to the west from the intersection
with Crosstrail Blvd. across the subject property,to its proposed connection to the
planned location of Keystone Blvd.within the Town's Corporate Limits as shown
on the Countywide Transportation Plan and the Town of Leesburg,Town Plan.
(Sht. 3). Planned roads are still not depicted on the Concept Development Plan.
Note that since this site is included in a potential annexation area for the Town of
Leesburg, all roads shall be constructed to public street standards. The applicant
is currently proposing private road construction without the planned connection
of Trailview Blvd. to Keystone Blvd. with this ZMAP.
With the 4th submission Staff continued to request that Trailview Blvd. be
constructed to a public street standard for the entire length possible. As
currently shown,the proposed roadway appears to be a 4-lane divided roadway
section to the FAA parcel and then narrows beyond that point. The four lane
divided section should be extended along the alignment of Trailview Blvd. to a
cul-de-sac provided at the terminus, which would allow for extension across
Tuscarora Creek in the future. Please note that intersection spacing/crossovers
will need to meet VDOT design requirements. Also note that the proffer
language still lists 70'ROW, but 90'of ROW is required for construction of the
proposed roadway section. Note also that there appears to be a significant
amount of residential development proposed with access via Trailview Blvd
with only one point of access from Crosstrail Blvd. Loudoun County Fire and
Rescue personnel should evaluate emergency access within this land bay.
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 11
Comment repeated for fifth submission.
3. Update the ZMAP to depict items noted in section K.3. of the Minimum
Submission Requirements for Zoning Map Amendment Application checklist to
include an overlay of"proposed land use items and transportation elements over
the existing conditions information"as stated. Review the intent of the overlay as
stated in the checklist; "Intended to show the changes in topography,drainage,
water features,trees and vegetation, etc. anticipated as a result of the proposed
development." (Sht. 3). No overlay of the existing topography showing required
drainage and topographic changes (grading)was provided with this submission.
Staff continues to recommend that such detail be provided with this application
to avoid unnecessary problems at the Construction Drawing/Site Plan phase.
With the 4th submission,the comment is repeated.
Comment repeated for fifth submission.
4. Update the ZMAP to depict items noted in section K.4. of the Minimum
Submission Requirements for Zoning Map Amendment Application checklist to
include a"proposed plan for all major sanitary sewer improvements and a means
of providing water service;the approximate location and estimated size of all
proposed stormwater management facilities and a statement as to the type of
facility proposed." Notes(Notes 10, 12 and 15, Sheet 1)currently provided on
the plan do not provide the appropriate level of detail required by the checklist.
Also note that water and sewer services for this area will be provided by the Town
of Leesburg. (Sht. 3). No proposed sanitary sewer or water mains are depicted
on the Concept Development Plan. Also, notes provided on the ZMAP still
indicate that utilities will be provided by Loudoun Water. Correct the notes on
the coversheet to indicate Town of Leesburg will provide utility services for this
site and show the proposed alignment of the necessary water and sewer facilities.
The preliminary sewer and water service map now incorporated into the
proposed plan set does not address how the proposed waterline is to be looped in
order to provide adequate pressure for the overall development and ensure
water quality. See Utility comments.
With the 4th submission,the comment is repeated.
Comment repeated for fifth submission.
5. Update the ZMAP to depict items noted in section N. of the Minimum
Submission Requirements for Zoning Map Amendment Application checklist to
include a Phasing Plan for the proposed development. The proposed number of
ZMAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 12
units will likely not be constructed within a single building season. (Sht. 3). No
phasing plan has been included with the ZMAP submission.
The proffers state that Crosstrail will be constructed prior to the 3615
occupancy permit Staff continues to recommend more information about the
land development and infrastructure phasing schedule.
With the 4th submission, the comment is repeated.
Comment repeated for fifth submission.
6. Explain the labeling of Crosstrail Blvd. as"Rt. 653 Relocated"on the ZMAP.
(Sht. 3). Note that Crosstrail Blvd. is a planned "major arterial"roadway and
not a "collector"street as currently represented on the Concept Development
Plan. The application does not address the construction phasing of the portions
of Crosstrail Boulevard that this project proposes to construct, including the
bridge over the Tuscarora Creek that will complete Crosstrail Boulevard to
Russell Branch Parkway. This portion of Crosstrail Boulevard is located almost
entirely on the Applicant's property(with only a minor offsite portion at the
Village at Leesburg where all ROW has already been dedicated). The Town of
Leesburg is extremely concerned that if the applicant does not construct all four
lanes, the traffic from this development will be diverted to existing town roads
(which could be problematic) and any missing links would need to be constructed
at the Town of Leesburg's taxpayer expense at a later date should this property
ever be brought into the Town's Corporate Limits. Therefore, staff recommends
that the applicant proffer to design,phase and build a 4-lane section of Crosstrail
including the bridges that complete Crosstrail Boulevard to Russell Branch
Parkway and all required turn lanes along Crosstrail Boulevard. Regarding
phasing, staff recommends that the Applicant design the entire 4 (four) lane
section and build a minimum of 2 (two) lanes as well as the required turn lanes of
Crosstrail Boulevard including all bridges from its'terminus near Russell Branch
Parkway through the entirety of the Applicant's property prior to the issuance of
the "first"residential occupancy permit. The remaining portion of the 4(four)
lane section of Crosstrail Boulevard would then need to be constructed(including
all bridges and associated turn lanes)prior to the issuance of the 541st(75%)
residential occupancy permit for this development.
As was previously noted,this portion of Crosstrail Boulevard is located almost
entirely on the Applicant's property(with only a minor offsite portion at the
Village at Leesburg where all ROW has already been dedicated) the developer
of Tuscarora Crossing needs to construct all 4 lanes of Crosstrail Boulevard.
The proffer language provided with this submission is unclear as to what
portions are to be constructed and in what order and thus should be clarified.
In addition, all required ROW, and any required Permanent and Temporary
ZIVIAP 2012-0011,Tuscarora Crossing
5th Submission comments
July 10,2014
Page 13
Easements necessary to construct Crosstrail Boulevard should be dedicated
with the first phase of the development.
With the 4th submission, the comment is repeated.
With the 5th submission,Applicant has committed to building four lanes of
Crosstrail Boulevard, including four lane sections of the bridges across
Tuscarora Creek and the W&OD Trail, to connect to the terminus of Crosstrail
Blvd south of Route 7. (Previous proffer was for two lanes)
7. Update the ZMAP to show how access will be provided to the property of the
"United States of America",PIN 150-46-4822 located in the middle of the subject
property. Access via a planned public road is still not shown with this
submission. Access via a public road is still not shown. Staff continues to
recommend that such detail be provided with this application to avoid
unnecessary problems at the Construction Drawing/Site Plan phase.
With the 4th submission, the comment is repeated.
Comment repeated for 5th submission.
8. Show proposed roads and lot layouts with conceptual grading tied into existing
Loudoun County topography. Complete roadway layouts and conceptual grading
not included with this submission. Staff continues to recommend that such detail
be provided with this application to avoid unnecessary problems at the
Construction Drawing/Site Plan phase.
With the 4" submission,the comment is repeated.
Comment repeated for Ss:submission.
9. Provide a conceptual utilities layout plan to show how stormwater will drain from
this site;the location of proposed water and sanitary sewer lines; any future pump
stations, etc. that may be required. No drainage plans included with this
submission. Conceptual utilities plan is still not provided.Also see Utilities
comments.
With 4th submission, the comment is repeated.
Comment repeated for 5th submission.
10. Provide additional notes and/or design calculations to demonstrate how both
water quality and water quantity requirements will be met under the new stormwater
regulations. No information regarding stormwater management/BMP was provided with
ZMAP 2012-0011,Tuscarora Crossing
54'Submission comments
July 10,2014
Page 14
this submission. Staff continues to recommend that such detail be provided with this
application to avoid unnecessary problems at the Construction Drawing/Site Plan
phase.
With 4t'submission, the comment is repeated.
Comment repeated for 5th submission.
Thank you for your consideration of these comments. Please do not hesitate to contact me
should you have questions about the Town's comments.
Sincerely,
e5,434,2„.
Susan Berry Hill,AICP
Cc: Mayor and Town Council
Town Planning Commission
John Wells,Town Manager
Scott Parker,Assistant Town Manager
Aref Etemadi,Deputy Director,Utilities
Dennis Dames, Section Chief,Plan Review
Calvin Grow,Transportation Engineer,Public Works
Marantha Edwards,Director,Economic Development
Scott Coffman,Airport Manager